Mortgage broker serving Tehachapi, CA, offering a full range of loan programs - purchases, refinancing, investment properties, FHA, VA, jumbo, DSCR, bank statement loans, down payment assistance, and more. Personalized programs for your unique situation. 40+ years California mortgage experience.
Schedule a quick 15-minute call and we'll match you to the right program and give you the best rate for your unique situation.
We as brokers shop hundreds of lenders for you. Banks offer their own limited products.
As mortgage specialists serving Tehachapi buyers, we match your unique situation to the right program.
Tehachapi provides attainable homeownership, but buyers face specific financing challenges.
We've spent 40+ years solving these exact challenges.
We're here to help match you with the perfect loan program for your Tehachapi purchase.
SCHEDULE FREE CONSULTATION"For over 30 years, A Good Lender has been a trusted and essential part of my family's financial journey, guiding us through more than a dozen mortgage financing transactions with professionalism, integrity and care. What sets A Good Lender apart is their reliability and ability to demystify the mortgage process."
"Rodney Roloff & The Team at A Good Lender made my house buying process a breeze. Rodney helped me to better understand the loan process and walked me through everything step by step. If your looking for a good lender. One who will help you get the best rate. I highly recommend reaching out to Rodney and his team at 'A good lender'"
"From our first home buying experience, to exploring HELOC options, and refinancing, every step we were supported with clear and accurate information. A team who's knowledgeable, prompt to respond to any questions, and who genuinely cares for their clients is a rare find in this industry."
We've simplified the mortgage maze into four clear steps. No surprises, just results.
Complete your loan application online and upload your documents. We'll review everything to make sure it's complete before submitting to our lending partners.
We submit your application to our lending partners. Their underwriters review your documents, verify your income and credit, and issue your loan approval.
Sign your final documents, get your keys, and move into your Tehachapi home. We coordinate everything to make closing day smooth and stress-free.
Finding the right home loan in Tehachapi starts with understanding your options. We've streamlined hundreds of mortgage programs into 8 clear categories for Tehachapi home buyers—covering purchase loans, refinance, commercial real estate, and specialized financing like bank statement and jumbo loans. Explore the general programs to compare down payment options and requirements, or apply now for a custom financing solution tailored to your Tehachapi property.
Whether you're buying your first condo or a $3M estate, we offer comprehensive financing solutions with 14-day closings. Explore our complete range of purchase loan programs below.
Refinance to lower your interest rate, shorten your loan term, or access home equity for renovations, debt consolidation, or investment opportunities. Explore all refinance programs below.
Finance commercial real estate, owner-occupied buildings, or business expansions. Explore all commercial financing programs below.
Finance new construction, renovations, or land purchases. Explore all construction and renovation programs below.
From condos and townhomes to multi-family buildings and unique property types. Explore all specialized property financing programs below.
We specialize in complex financing scenarios where traditional loans don't fit. Explore all niche programs below.
Access California's down payment assistance programs. Explore all DPA programs below.
Self-employed professionals, freelancers, and business owners. Explore all special income documentation programs below.
Speed & Certainty
Whether you're buying your first condo or a $3M estate, we offer comprehensive financing solutions with 14-day closings. Explore our complete range of purchase loan programs below.
Rate & Term, Cash-Out
Refinance to lower your interest rate, shorten your loan term, or access home equity for renovations, debt consolidation, or investment opportunities. Explore all refinance programs below.
SBA 504 & 7(a)
Finance commercial real estate, owner-occupied buildings, or business expansions. Explore all commercial financing programs below.
Build & Improve
Finance new construction, renovations, or land purchases. Explore all construction and renovation programs below.
Specialized Properties
From condos and townhomes to multi-family buildings and unique property types. Explore all specialized property financing programs below.
Complex Scenarios
We specialize in complex financing scenarios where traditional loans don't fit. Explore all niche programs below.
CalHFA & Local DPA
Access California's down payment assistance programs. Explore all DPA programs below.
Alternative Documentation
Self-employed professionals, freelancers, and business owners. Explore all special income documentation programs below.
Popular loan programs for Tehachapi homebuyers. Compare options and find your best fit.
| Loan Type | Down Payment | Credit Score | Best For |
|---|---|---|---|
| No Down Payment Program Featured | $0 (3.5% grant) | 580+ | Any buyer - grant covers FHA or Conventional down payment, forgiven after 6 payments |
| VA | $0 | No minimum | Veterans, active military, surviving spouses |
| Conventional | 3-20% | 620+ | Good credit, stable income. Max: $832,750 |
| FHA | 3.5% minimum | 580+ | First-time buyers with limited savings |
| Down Payment Assistance | $0 (grant covers 3-3.5%) | 640+ | First-time buyers needing down payment help |
| Bank Statement | 10-20% | 660+ | Self-employed buyers who write off business expenses |
| DSCR | 20-25% | 660+ | Rental income properties, real estate investors |
Questions? Call (510) 589-4096 or email info@agoodlender.com
FHA dominates Tehachapi purchases. Low down payment and credit flexibility for first-time buyers.
CalHFA is a strong option for Tehachapi. State programs reduce out-of-pocket costs significantly.
Veterans buy Tehachapi homes with $0 down. Full VA benefits cover all properties here.
Many Tehachapi properties qualify for USDA zero-down loans. Rural designation required.
All Tehachapi properties qualify for conforming loans. 3% down minimum for first-time buyers.
Tehachapi local programs provide significant DPA. Stack with state programs for best results.
Bridge financing for Tehachapi homeowners moving. Buy your next home without waiting to sell.
LLC financing available in Tehachapi. Investors can purchase in entity names.
FHA streamline dominates Tehachapi refinances. Quick approval with minimal paperwork.
VA IRRRL is the best refi for Tehachapi veterans. No paperwork hassles, quick closing.
Many Tehachapi homeowners with USDA loans can use streamline refinance. No appraisal needed.
Every Tehachapi refinance qualifies for conforming rates. Best terms for rate reduction.
Tehachapi owners can access equity through cash-out refi. Rates competitive with purchase loans.
Fixed home equity loan option in Tehachapi. Predictable payments for major expenses.
DSCR financing for Tehachapi investors. Buy rentals based on property income potential.
Fix-and-flip financing for Tehachapi investors. Buy distressed properties, renovate, sell.
Commercial hard money in Tehachapi. Quick funding when timing is critical.
Multifamily loans available for Tehachapi apartment investors. Commercial financing options.
Buy a home with zero down payment. Our lenders cover your entire down payment through grant programs. No repayment required. Available for Tehachapi buyers with qualifying income.
CalHFA is a strong option for Tehachapi. State programs reduce out-of-pocket costs significantly.
Tehachapi local programs provide significant DPA. Stack with state programs for best results.
Elite grants provide Tehachapi down payment help. Free money for qualified buyers.
Many Tehachapi properties qualify for USDA zero-down loans. Rural designation required.
Family property transfers in Tehachapi benefit from gift of equity. No cash down payment needed.
Tehachapi first-time buyers often use co-borrowers. Family help for qualification.
Every situation is unique. The right loan program depends on your unique situation. See what works best for you.
Questions? Call (510) 589-4096 or email info@agoodlender.com
Tehachapi sits at 4,000 feet elevation in the Tehachapi Mountains, about 40 miles southeast of Bakersfield. Population is 12,855, median household income $62,788. The homeownership rate here is 61.8%, and at $415K median home price, you're looking at mountain living that's still accessible for households in the $60-70K range. The elevation keeps it cooler than the valley floor, which is part of why people are willing to make that Bakersfield commute for a mortgage payment that doesn't crush them.
The school district is small but stable, which matters when you're thinking about property values over time. Tehachapi High serves the whole community, Jacobsen Middle feeds into it, and Monroe Elementary anchors the elementary level. School ratings aren't published for every campus here, but the district is the largest employer in town, so there's investment and stability. When you're buying in a smaller mountain town, that stability translates to predictable resale conditions. Families who move here tend to stay put, which is why that 61.8% homeownership rate holds steady even as prices have climbed.
Here's the thing about Tehachapi. It's small enough that neighborhood distinctions aren't as dramatic as in bigger cities, but where you buy still affects what you'll finance. Old Town Tehachapi runs around $415K, historic properties along Tehachapi Boulevard with character and walkability to local businesses. These older homes often need some work, so FHA 203k renovation loans can make sense if you're buying a fixer. Golden Hills sits on the eastern side with newer construction, also hitting that $415K median, and conventional loans work cleanly here with standard down payments. Both areas give you that mountain town feel without the Mammoth or Tahoe price tags that require jumbo financing.
The commute to Bakersfield takes about 43 minutes down Highway 58, which is the main artery connecting you to the valley. That's doable for daily work if you're employed in Bakersfield and want cooler temps and lower property taxes up here. Fresno is 139 minutes away, so that's not a realistic daily commute unless you work remotely. Local transit exists but this is a car town. The trade you're making is clear: you get four-season weather and mountain views in exchange for being a bit isolated. If you work locally or can handle the Bakersfield drive, your mortgage buys you a lot more space and quality of life than valley floor alternatives.
Tehachapi Unified School District is the biggest employer, which gives the town a stable public sector backbone. California Correctional Institution is the second major employer, and state prison jobs come with solid benefits and predictable income, which lenders like to see on mortgage applications. Adventist Health Tehachapi Valley Hospital adds healthcare jobs, Kern County government offices provide more public sector work, and the wind energy companies operating those massive turbine farms bring some private sector diversity. It's not a boom economy, but it's steady. Most buyers here either work locally in education, corrections, or healthcare, or they commute down the hill to Bakersfield for work.
Common questions from Tehachapi homebuyers and refinance clients. Can't find your answer? Book a 15-minute call with a Senior Loan Officer.
Pre-approval typically takes 24-72 hours. Full underwriting approval takes 14-21 days. We work with lenders offering express underwriting for strong borrowers who need faster closings.
Standard documents needed: pay stubs (last 30 days), W-2s (past 2 years), tax returns (past 2 years), bank statements (past 2 months), and photo ID. Self-employed borrowers need business tax returns and P&L statements. We'll provide a complete checklist for your situation.
Typical Tehachapi closing timeline: 30-45 days from accepted offer. VA/FHA loans may take slightly longer. Cash buyers close in 7-14 days. We work to meet your timeline and coordinate with all parties to close on schedule.
You have several low down payment options in Tehachapi: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Tehachapi buyers purchase with 3.5% or less down.
Our No Money Down program offers $0 down payment for qualified Tehachapi buyers. We also offer our 6-Month Forgivable Grant (covers 3-3.5% down, forgiven after 6 months), CalHFA programs, and local first-time buyer assistance. Unlike CalHFA's 5-year requirements, our programs have no income limits and no first-time buyer requirement.
Yes! Zero-down options for Tehachapi buyers include: VA loans (eligible veterans), USDA loans (eligible rural areas), and our 6-Month Forgivable Grant Program combined with seller concessions for closing costs. Many Tehachapi families purchase with minimal upfront cash.
2026 Kern County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Tehachapi properties fall within conforming limits, maximizing your financing options.
For Tehachapi's $500,000 median price: FHA is better for credit scores under 680 or down payments under 5%—it's more forgiving on DTI ratios too. Conventional is better with 5%+ down and 700+ credit (lower PMI costs). We compare both options for your specific situation.
A denial doesn't mean you can't buy in Tehachapi. We review your denial letter, identify the specific issues (credit, DTI, income documentation), and match you with lenders who have more flexible guidelines. Common solutions include FHA loans for credit flexibility, alternative documentation, or co-borrower structures.
Credit requirements by loan type: FHA accepts 580+ (or 500 with 10% down), conventional starts at 620, VA at 620+. Our zero-down grant program works with 640+. Higher scores (720+) get better rates, but we work with borrowers across the credit spectrum.
Absolutely—first-time buyers are our specialty in Tehachapi. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Kern County, and structure your purchase to minimize upfront costs.
You still have options in Tehachapi. FHA loans accept credit scores as low as 580 (or 500 with 10% down). We also offer credit improvement strategies and can connect you with rapid rescoring services to boost your score before applying. Many buyers improve 20-50 points within 30 days.
As a mortgage broker, we shop your scenario across 50+ wholesale lenders to find the best pricing. Unlike retail banks that only offer their own rates, we show you side-by-side comparisons with identical terms. No junk fees or hidden charges—just transparent pricing.
You work directly with a Senior Loan Officer (15+ years average experience) from application through closing—not a call center. We have local Kern County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Tehachapi typically run 2-4% of the purchase price. On a $500,000 home, expect $10,000-$20,000 covering appraisal, title insurance, escrow fees, and prepaids. FHA allows sellers to contribute up to 6% toward your closing costs.
Pre-approval typically takes 24-72 hours. Full underwriting approval takes 14-21 days. We work with lenders offering express underwriting for strong borrowers who need faster closings.
You have several low down payment options in Tehachapi: Conventional (3% down), FHA (3.5% down), VA (0% for veterans), and our 6-Month Forgivable Grant Program covering your entire down payment. Many Tehachapi buyers purchase with 3.5% or less down.
A denial doesn't mean you can't buy in Tehachapi. We review your denial letter, identify the specific issues (credit, DTI, income documentation), and match you with lenders who have more flexible guidelines. Common solutions include FHA loans for credit flexibility, alternative documentation, or co-borrower structures.
As a mortgage broker, we shop your scenario across 50+ wholesale lenders to find the best pricing. Unlike retail banks that only offer their own rates, we show you side-by-side comparisons with identical terms. No junk fees or hidden charges—just transparent pricing.
You work directly with a Senior Loan Officer (15+ years average experience) from application through closing—not a call center. We have local Kern County expertise, same-day underwriting decisions, and flexibility to solve complex situations that algorithm-based lenders decline.
Closing costs in Tehachapi typically run 2-4% of the purchase price. On a $500,000 home, expect $10,000-$20,000 covering appraisal, title insurance, escrow fees, and prepaids. FHA allows sellers to contribute up to 6% toward your closing costs.
Standard documents needed: pay stubs (last 30 days), W-2s (past 2 years), tax returns (past 2 years), bank statements (past 2 months), and photo ID. Self-employed borrowers need business tax returns and P&L statements. We'll provide a complete checklist for your situation.
Typical Tehachapi closing timeline: 30-45 days from accepted offer. VA/FHA loans may take slightly longer. Cash buyers close in 7-14 days. We work to meet your timeline and coordinate with all parties to close on schedule.
Credit requirements by loan type: FHA accepts 580+ (or 500 with 10% down), conventional starts at 620, VA at 620+. Our zero-down grant program works with 640+. Higher scores (720+) get better rates, but we work with borrowers across the credit spectrum.
2026 Kern County limits: FHA $541,287, Conventional $832,750. Any loan above $832,750 is a jumbo loan. Most Tehachapi properties fall within conforming limits, maximizing your financing options.
Our No Money Down program offers $0 down payment for qualified Tehachapi buyers. We also offer our 6-Month Forgivable Grant (covers 3-3.5% down, forgiven after 6 months), CalHFA programs, and local first-time buyer assistance. Unlike CalHFA's 5-year requirements, our programs have no income limits and no first-time buyer requirement.
Yes! Zero-down options for Tehachapi buyers include: VA loans (eligible veterans), USDA loans (eligible rural areas), and our 6-Month Forgivable Grant Program combined with seller concessions for closing costs. Many Tehachapi families purchase with minimal upfront cash.
Absolutely—first-time buyers are our specialty in Tehachapi. We guide you through the entire process, help you understand FHA vs conventional vs VA options, identify all available down payment assistance in Kern County, and structure your purchase to minimize upfront costs.
You still have options in Tehachapi. FHA loans accept credit scores as low as 580 (or 500 with 10% down). We also offer credit improvement strategies and can connect you with rapid rescoring services to boost your score before applying. Many buyers improve 20-50 points within 30 days.
For Tehachapi's $500,000 median price: FHA is better for credit scores under 680 or down payments under 5%—it's more forgiving on DTI ratios too. Conventional is better with 5%+ down and 700+ credit (lower PMI costs). We compare both options for your specific situation.
The FHA loan limit in Tehachapi is $541,000 for 2025. This covers nearly all homes in the area since most properties are priced between $300K and $450K, making FHA loans an excellent option for first. time buyers with limited down payment savings.
You won't need a jumbo loan in Tehachapi. With a median home price of $415K and most homes under $450K, you'll stay well below the $833,000 conforming loan limit. FHA, conventional, and VA loans will all work perfectly for homes in this price range.
For 2026, Kern County loan limits are $833,000 for conforming and VA loans, and $541,000 for FHA loans. These limits are more than sufficient for Tehachapi's market, where typical homes range from $300K to $450K.
Yes, VA loans work great in Tehachapi with a loan limit of $833,000, which covers all local homes. If you're a qualified veteran or active military, you can buy with $0 down and no PMI, making homeownership much more affordable in this entry. level market.
Our No Money Down program offers $0 down payment for qualified buyers, which is ideal for Tehachapi's first. time buyer market. CalHFA programs provide down payment and closing cost assistance with competitive rates, and some areas of Tehachapi may qualify for USDA loans with zero down. Kern County also offers local DPA programs that can cover 3% to 3.5% of your purchase price.
You can buy a Tehachapi home with as little as 3.5% down using an FHA loan, which means around $14,500 on a $415K home. With down payment assistance programs widely available here, many first. time buyers put down even less or qualify for $0 down options through VA, USDA, or our No Money Down program.
You can qualify for an FHA loan in Tehachapi with a credit score as low as 580, or even 500 with 10% down. Since FHA loans dominate this market and most homes are under $450K, you don't need perfect credit to become a homeowner here. Conventional loans typically require a 620 minimum score.
Choose a lender experienced with Tehachapi's entry. level market who understands FHA loans and down payment assistance programs that first. time buyers need here. Look for someone who can explain CalHFA, USDA eligibility, and local DPA options, not just offer you a rate. You'll want a lender who responds quickly and guides you through the process, especially if you're buying your first home with limited savings.
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